Dubai Office Market Review
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A biannualDubai review Office of keyMarket trends Review and the. performance of Summer|2021 Dubai’s office market Dubai Office Market Review www.knightfrank.ae Summer |2021 Dubai Office Market Review. Summer|2021 Headline rents start to stabilise Headline office rents across Dubai have shown signs of stabilising, with 14 of the 26 submarkets we track registering no quarterly change in rents during Q2 2021; however, rents remain at levels last recorded in the second half of 2012, leaving occupiers firmly in the driving seat. At a submarket level, the best performers over the last 12 months have been The Greens (+6%), Business Bay (+4%) and Dubai Media City (+2%), where rents ended June at AED 88 psf, AED 78 psf and AED 151 psf, respectively. Interestingly, headline rents in The Greens are still 6.8% below their pre-pandemic levels, whereas rents at Dubai Media City have returned to pre-Covid rates. In Business Bay, the AED 3 psf increase between Q1 and Q2 2021 means rates have experienced their first increase since Q3 2019, when they stood at AED 78 psf. THE MARKET IN NUMBERS 6% 203,000 22.1% sq ft increase in rents in The Greens of new space requirements in Q2 of new office requirements are for the TMT sector Source: Knight Frank TMT sector remains most active as requirements rise As is the case with other global cities, the TMT sector is underpinning office requirements as the market thaws following an extended period of pandemic-induced stasis and it is the TMT sector where we are seeing the fastest rate of job creation. In fact, over the next 5 years, the TMT sector, together with transportation and storage is expected to add almost 100,000 net new jobs to the UAE economy – the highest for any sector. Submarkets such as the DIFC continue to attract new tech-start-ups Dubai Office Market Review. Summer|2021 Share of new office space requirements by sector - Q2|2021 25% 20% 15% 10% 5% 0% Source: Knight Frank The best metric to highlight the dominance of the tech sector are active requirements. Of the 203,000 sq ft of new requirements registered during Q2, the technology-media-telecoms sector accounts for the lion’s share (22.1%), followed by design and architecture firms (19.2%) and the hospitality sector (9.9%). Most TMT requirements are concentrated around Central Dubai (DIFC, Downtown, SZR and Business Bay), where submarkets such as the DIFC continue to attract new tech-start-ups, while a handful are seeking space in TECOM. Overall, new requirements rose by 11.2% during Q2 from 182,500 sq ft during Q1. Meanwhile, the two largest new requirements are for more than 20,000 sq ft of space, while the average office space being sought sits at around 4,200 sq ft. “The federal and local governments across the UAE continue to unveil key policy initiatives that will be crucial in helping to create future demand for residential and commercial property across the country.” Companies Law amendment not expected to alter existing occupiers’ behaviour The federal and local governments across the UAE continue to unveil key policy initiatives that will be crucial in helping to create future demand for residential and commercial property across the country. Confirmation of the 100% company foreign ownership law that came into effect on 1 June will undoubtedly have a significant impact in the medium to long term for demand for office space in key markets such as Dubai and Abu Dhabi that are still slowly recovering in the aftermath of the global pandemic. With this landmark change, the UAE has unlocked its potential to emerge as a key global contender business headquarters, which were previously confined to freezones across the country. Indeed, we have already noted a handful of smaller businesses that are looking to relocate to “onshore” locations from some of Dubai’s free zones. We do not expect to see a sudden exodus of businesses from the city’s freezones as the amended law is largely designed to benefit the manufacturing sector and most freezone locations offer numerous advantages over onshore locations: access to world class transportation and logistics infrastructure, agglomeration benefits and freezone specific tax advantages, for instance. Dubai Office Market Review. Summer|2021 HEADLINE OFFICE RENTS ACROSS DUBAI (AED psf) 3-month 12-month Submarket Q2 2020 Q3 2020 Q4 2020 Q1 2021 Q2 2021 change change Al Barsha 87 84 75 70 70 0.0% -19.0% Bur Dubai 100 91 88 81 80 -0.7% -20.0% Business Bay 75 73 71 75 78 4.4% 4.0% DAFZA 171 171 171 170 170 0.0% -1.0% Deira 89 89 87 87 87 -0.8% -3.0% DIFC 208 205 206 201 192 -4.2% -7.0% Downtown Burj Khalifa 150 148 148 136 136 0.0% -9.0% Downtown Jebel Ali 70 68 65 60 65 8.3% -7.0% Dubai Design District 150 145 145 140 140 0.0% -7.0% Dubai Healthcare City 105 105 105 100 100 0.0% -5.0% Dubai Internet City 160 120 140 140 140 0.0% -13.0% Dubai Hills 80 85 6.3% n/a Dubai Investments Park 67 63 63 63 63 0.0% -6.0% Dubai Marina 130 125 125 120 120 0.0% -8.0% Dubai Media City 148 148 148 148 151 1.7% 2.0% Dubai South 60 60 60 60 60 0.0% 0.0% DWTC District 120 118 116 113 115 1.8% -4.0% Festival City 140 140 135 130 130 0.0% -7.0% The Greens 83 83 83 83 88 6.1% 6.0% JAFZA 118 118 118 95 95 0.0% -19.0% JLT 84 82 83 82 82 0.5% -2.0% Jumeirah Beach Road 106 103 101 100 100 0.0% -6.0% Silicon Oasis 120 120 110 100 100 0.0% -17.0% SZR (East) 147 147 145 144 141 -2.1% -4.0% SZR (West) 101 101 100 98 100 2.0% -1.0% TECOM 125 124 121 126 125 -1.1% 0.0% Source: Knight Frank Dubai Office Market Review. Summer|2021 Contacts. Faisal Durrani Andrew Love Partner - Head of Middle East Research Partner - Head of Middle East Capital Markets and OSCA +44 7885 997 888 +971 50 7779 595 [email protected] [email protected] Umberto Bevilacqua Joel McQueen Commercial Agent Associate Partner – Head of Office Leasing, Dubai Occupier Services & Commercial Agency, Dubai +971 56 4542 976 +971 56 4542 976 [email protected] [email protected] Recent market leading publications (Y)OUR SPACE ACTIVE CAPITAL THE LONDON REPORT THE WEALTH REPORT Important Notice - © Knight Frank LLP 2021 Note: This report is published for general information only and not to be relied upon in any way. Although high standards have been used in the preparation of the information, analysis, views and projections presented in this report, no responsibility or liability whatsoever can be accepted by Knight Frank LLP for any loss or damage resultant from any use of, reliance on or reference to the contents of this document. As a general report, this material does not necessarily represent the view of Knight Frank LLP in relation to particular properties or projects. Reproduction of this report in whole or in part is not allowed without prior written approval of Knight Frank LLP to the form and content within which it appears. Knight Frank Middle East Limited (Dubai Branch): Prime Star International Real Estate Brokers (PSIREB RERA ORN: 11964 trading as Knight Frank with registration number 653414. Our registered office is: Level 5, Building 2, Emaar Business Park, PO Box 487207, Dubai, UAE. .